PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider the requested entitlements for a single-family attached residential development at 25013 & 20535 West 111th Street (Everly Trace) - DEV-0010-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Anna Franco, AICP, Community Planner
ENTITLEMENTS REQUESTED:
1. Annexation into the City of Naperville.
2. Rezoning to OCI (Office, Commercial and Institutional) upon annexation.
3. Conditional use for single-family attached dwellings in the OCI zoning district per Municipal Code Section 6-7F-3:11.
4. Variance to Municipal Code Section 6-7F-7 to reduce the corner side yard setback from 20 feet to 15 feet.
5. Approval of a preliminary plat of subdivision.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0010-2025 was published in the Naperville Sun on Sunday, June 1, 2025.
BACKGROUND:
The subject property is approximately 10-acres and is located on the south side of 111th Street where 111th Street intersects with Cedar Drive. The property is currently zoned A-1 in unincorporated Will County and improved with an OnSite Landscape Supply store, which includes a retail building and a large storage yard. The property is also currently improved with a single-family home and associated farmstead buildings.
Adjacent uses include Clifford W. Crone Middle School and its recreational fields to the east, Creekside Park to the south, single-family residential homes in the Ashwood Creek subdivision to the south and west, and single-family residential homes in the Ashwood Park subdivision and single-family attached residential homes in Ashwood Place across 111th Street to the north.
DISCUSSION:
The petitioner, Bridge Street Properties, LLC, as authorized by the owner, The Trustee(s) of the Wilbert F. Hageman and Ruth L. Hageman Joint Declaration of Trust dated April 22, 2013, requests approval of the above listed entitlements to redevelop the property with 68 single-family attached dwelling units in the City of Naperville, to be known as Everly Trace. M/I Homes is the developer of the property and preliminary plans feature a site design with townhome/rowhome buildings located on either side of Cedar Drive, which will connect the dead end of Cedar Drive to the south to Cedar Drive north of 111th Street. The petitioner proposes 26, two-story front-loaded townhome units along the west and south side of Cedar Drive and 43, three-story rear-loaded rowhomes along the east side of Cedar Drive. A stormwater detention area is situated along the north property line and provides a large setback between the proposed buildings and 111th Street.
Annexation
The petitioner is requesting annexation into the City of Naperville. The subject property is contiguous with the City of Naperville’s municipal boundaries on all sides and is therefore eligible for annexation. The Planning and Zoning Commission does not review annexation requests and information on the annexation is provided for information only.
Preliminary Plat of Subdivision
The petitioner is proposing to subdivide the 10-acre subject property into fifteen lots as well as three out lots for common open space, stormwater management, and private roadways. The petitioner is also dedicating 0.69 acres of right-of-way to the City of Naperville for 111th Street. Staff does not have concerns with the proposed subdivision and will ensure that the plat of subdivision meets all technical requirements for final approval. The preliminary subdivision plat is included for reference only and is not reviewed by the Planning and Zoning Commission.
Rezoning
The petitioner seeks to rezone the subject property to the OCI (Office Commercial and Institutional District) zoning district upon annexation. The City’s Land Use Master Plan identifies the future place type of the subject property to be Single-Family and Duplex Residential, which supports several applicable residential zoning districts, including R2 (Single-family and Low Density Multiple-family Residence District). While OCI is not listed in the land use plan as an applicable zoning district, the OCI zoning district has regulatory commonalities with the listed R2 zone for single-family attached residential, including the allowance for single-family attached residential as a conditional use and a minimum area requirement of 4,000 square feet per dwelling unit.
Further, the intent of the OCI district is to act as a transitional zone for residential neighborhoods. The subject property is adjacent to property zoned R1A (Low Density Single-Family Residence District) to the south, west, and north, townhomes zoned R3A (Medium Density Multiple-Family Residence District) to the north, and Crone Middle School zoned OCI to the east. The proposed OCI zoning is consistent with the zoning of the adjacent middle school and provides an opportunity for a transitional land use between the school to the east and the single-family residential to the west. This is consistent with the transition that the R3A zoned Ashwood Place townhomes provides between the middle school and the single-residential in the Ashwood Park subdivision.
Findings of Fact
Staff finds the proposed rezoning, and the land use proposed under this zone, to be consistent with the intent of the City’s Land Use Master Plan and compatible with properties in the surrounding area. The petitioner’s responses to the standards for granting a map amendment (rezoning) are attached. Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Conditional Use for Single-Family Attached
The petitioner requests approval of a conditional use to permit single-family attached dwelling units in the OCI zoning district pursuant to Municipal Code Section 6-7F-3:11. The petitioner is proposing 68 townhome/rowhomes for a density of approximately 6,400 square feet per dwelling unit, which exceeds the minimum area requirement of 4,000 square feet per dwelling unit. The petitioner has designed the site plan to consider compatibility with the existing single-family residential to the west and south of the subject property by strategically locating the 2-story townhomes, which are more single-family in character than the rowhomes, along the west and south property lines and the 3-story rowhomes along the western property line, adjacent to the middle school recreational fields. Additionally, a minimum 36-foot landscaped setback is provided along the west and south property lines to provide a buffer between the proposed townhomes and the existing residential. This setback exceeds the 15-foot minimum rear yard setback required in the OCI zone as well as the 30-foot setback required in the adjacent R1A zone.
Findings of Fact
Staff is supportive of the proposed use of the subject property and finds it is appropriate at the given location. The proposal for single-family attached dwelling units is consistent with the Land Use Master Plan recommendation to provide higher density residential uses on the periphery of single-family and duplex residential neighborhoods to assist with the transition between adjacent uses. Further, staff finds the proposed site plan respects the character of existing neighborhoods while supporting the City’s changing demographics and market. The petitioner’s responses to the standards for granting a conditional use are attached. Upon review, staff generally agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Corner Side Yard Setback Variance
The petitioner is requesting a variance to Municipal Code Section 6-7F-7 to reduce the corner side yard setback from 20 feet to 15 feet for the rowhome building on Lot 7. Staff finds that the reduction in the setback will not create vehicular visibility issues at this corner along Cedar Drive and does not find that the provision of the required 20-foot setback will result in enhanced visibility or site design.
Findings of Fact
Staff concurs with the responses to the standards for granting a zoning variance as submitted by the petitioner and recommends their adoption by the Planning and Zoning Commission.
Building Elevations
The petitioner is proposing two different single-family attached building styles in the Everly Trace development. The Charleston Series is proposed along the west and south side of Cedar Drive and includes 2-story townhomes with front-loaded two-car garages. The Charleston Series is designed in a farmhouse style and consists of white and dark gray HardiPlank siding, stone wainscoting, cedar accents, and varied modulation of the front façade. The townhomes comply with the City’s masonry requirement of 50% of the exterior wall construction (Per Section 5-2C-3). The front-loaded townhomes include four to six units per building and are approximately 36.5 feet to the peak height of the roof.
The Town Square series is proposed along the west side of Cedar Drive and includes 3-story rowhomes with rear-loaded two-car garages. The Town Square rowhomes are designed in a style similar to the Charleston Series and consist of white or gray HardiPlank siding, brick wainscoting, and cedar accents and comply with the City’s 50% masonry requirement. The rear-loaded rowhomes include four to five units per building and are approximately 32.5 feet to the peak height of the roof. Staff finds the proposed design of the front and rear facades of the rowhome buildings acceptable but finds the side facades generally bare and monotonous in comparison. Staff would like to see further enhancement of side facades located in highly visible locations and recommends the following condition of approval:
The petitioner shall increase the height of the brick wainscoting treatment to a height of approximately eight (8) feet (or higher) on the north facing facades of the buildings located on Lot 9 and 13, and the south facing facades of the buildings located on Lot 7 and Lot 15 to break up the monotony of the siding on these elevations.
Landscape Plan
The petitioner is proposing code compliant landscaping within the proposed development, including required parkway trees along 111th Street and Cedar Drive. In addition to the required plantings, the petitioner is providing a landscape buffer along the western and southern property lines consisting of evergreen and shade trees that are not required by the City’s Municipal Code but are encouraged between transitioning land uses. Additional landscaping on the property includes wetland meadow plantings and trees in the stormwater management areas and foundation plantings around each townhome and rowhome building.
Park and School District
The subject property is sufficiently serviced by nearby Naperville Park District parks as illustrated in the attached Development Map, including Creekside Park (directly adjacent to the south), Commissioners Park, and Ashwood Park. As the subject property is adjacent to Crone Middle School and will potentially produce school-aged children, School District 204 has reviewed the development proposal and does not oppose the petition.
Key Takeaways
1. The petitioner requests annexation, rezoning to OCI upon annexation, a conditional use for single-family attached dwellings, a variance to reduce the corner side yard setback, and a preliminary plat of subdivision to develop the property with 68 single-family attached dwelling units.
2. Staff supports the requested entitlements subject to the condition of approval to modify the proposed building elevations.
3. The requests for annexation and a preliminary plat of subdivision are not reviewed by the Planning and Zoning Commission. These requests will be heard by the City Council at a subsequent meeting date.
Related Files
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